It is is a decade since I acquired my house in Highgate. Conveyancing solicitors have recently been instructed on the sale but I can't track down my title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Highgate involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
Please explain the implications if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Highgate?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What is the difference between a licensed conveyancer and conveyancing solicitor in Highgate
There are many registered licenced Conveyancers in Highgate and Solicitor firms in Highgate who can help with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Have just purchased a probate house at auction in Highgate. Conveyancing is needed. What is next?
Having legally bound yourself to purchase you now have to appoint a conveyancing lawyer quickly as you will have a tight a drop dead date to complete the transaction. Every auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should hand this to the conveyancer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
My offer was accepted on a house in Highgate on 3/4/2019, valuation was booked five days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What makes your site different to alternative internet conveyancing brokers for conveyancing in Highgate?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Highgate. Unlike many estate agents and brokerage sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the highest commission, rather than the best value conveyancing in Highgate
Am I best advised to go with a Highgate conveyancing practitioner based in the location that I am hoping to buy? I have an old university friend who can carry out the conveyancing however her office is 200kilometers drive away.
The primary upside of using a local Highgate conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were content that must outweigh using an unknown Highgate conveyancing lawyer just because they are Highgate based.